Lambeth
Issue 02
Lambeth Cultural, creative, commercial
Autumn 2018
SHIFTING SPACES
FASHIONING LUXURY LIVING IN NEW LONDON
Exhibitions to explore new ways of thinking
AMBITIOUS AREAS Aims for investment to ensure inclusivity
Cultural, creative, commercial
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DAM AC TOW ER.CO.UK
Issue 02 Autumn ‘18
VISIT OUR SALES AND MARKETING SUITE Open daily 10am – 6pm. Fourth Floor, 100 Brompton Road (opposite Harrods), London SW3 1ER Call us on +44 (0) 207 590 8050
LEADING LIGHTS
People and businesses underpinning cultural Lambeth
Bright ideas
Collaborative communities channelling creativity; Lambeth transformed
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SITEMATCH LONDON 2018: 221 delegates 42 public sector landowners 331 meetings
The 2019 event is just around the corner A MODERN MASTERPIECE Rising 50 storeys, the ultra-modern DAMAC Tower will stand out as a new icon on the London city skyline. Stone, terracotta and glass come together in a fresh and distinctive world-class design to create an inspiration in luxury living, inside and out.
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Sitematch London 2019 will take place on 7 February 2019 at etc venues, 155 Bishopsgate, London, EC2M 3YD
Luxury apartments in London’s Nine Elms with interiors by Versace Home Find out how you can get involved:
Jake Westhead jake@3foxinternational.com or Paul Gussar paul@3foxinternational.com
VISIT OUR SALES AND MARKETING SUITE Open daily 10am – 6pm. Fourth Floor, 100 Brompton Road (opposite Harrods), London SW3 1ER Call us on +44 (0) 207 590 8050
DAM AC TOW ER.CO.UK
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Luxury apartments in London’s Nine Elms with interiors by Versace Home
VISIT OUR SALES AND MARKETING SUITE Open daily 10am – 6pm. Fourth Floor, 100 Brompton Road (opposite Harrods), London SW3 1ER Call us on +44 (0) 207 590 8050
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www.stjames.co.uk Proud to be a member of the Berkeley Group of companies
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CREATING GREAT PLACES IN LAMBETH St James, a member of the Berkeley Group of companies, is proud to be part of Lambeth, helping to regenerate the area and support local business. Our developments on Albert Embankment will generate 544 new homes of which 174 are affordable, two acres of public open space, 28,000 sq ft of offices, 12,000 sq ft of restaurants and cafés and 9,000 sq ft of community space. Of the 174 affordable homes, 102 homes are located at the Albert Embankment, while the remaining 72 homes make up part of Vauxhall City Farm and St Oswald’s Place. St James are investing nearly £8 million of Section 106 contributions and nearly £5.5 million in Community Infrastructure Levy (CIL) in the local community. Our aim is to create fantastic homes in amazing places and we are just as committed to taking an active role in the local community. Our school education programme in Lambeth has hosted 19 work placements and 100 students on site visits, while the developments on Albert Embankment have created over 500 new jobs. Through the Berkeley Foundation, we lend support to charities. In partnership with Lambeth Council, St James has helped to deliver exceptional new facilities at Vauxhall City Farm and continue to work with the farm as one of our designated charities.
We welcome the opportunity to work with local businesses. If you would like to work with us, please contact: Rachel.Hall@stjames.co.uk Tel: 020 7501 2800
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Welcome to Airey Miller Since 1995, Airey Miller has been invested in driving value from our clients’ assets; providing intelligent property solutions to support their business objectives and to deliver sustainable places to live for their residents. Our unique blend of services are executed with the high focus that 23 years of expertise has afforded us, ensuring our projects are delivered with the highest levels of proficiency.
Our work in Lambeth Airey Miller provide strategic, technical and commercial advice to Lambeth Council in setting up and establishing the programme Management Office functions of the new Strategic Delivery Vehicle - Homes for Lambeth. This includes supporting the development of robust project cashflow, advising on project and programme viability and supporting to develop the technical capability of the in-house project delivery teams whilst also providing additional resource capacity to the programme. We provide technical skills and expertise to support the Council’s project managers to client effectively. The support and enabling services we provide is contributing to the Council’s plans to deliver over 2,500 new homes in the borough.
Meet our Programme Director Caroline Pillay MSc MAPM Caroline has a wealth of experience in the delivery of urban regeneration projects, both as a consultant and client side. Her team provide development and project management services and, in conjunction with HfL, work to secure maximum value for money to invest back into your communities.
What Lambeth means to us We have been invested in Lambeth for the last four years - working closely with officers and other consultant teams we listen, respond and contribute to making real the ambition to provide Lambeth residents with more better quality homes. In addition we have recently welcomed 10 young Lambeth residents into our work experience programme aiming to inspire the next generation of young Londoners to pursue a career in the built environment.
www.aireymiller.co.uk
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marketing@aireymiller.co.uk
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contents
Lambeth 42
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Project map
News
Updates on planning, development and other achievements.
The location of developments featured on the next pages.
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Lambeth today Three fast-moving areas in focus and the people behind the changes.
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Projects
Progress reports on Lambeth’s key schemes and their effect.
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Creative leaders
Teenage radio, quirky theatre and exciting exhibitions: the leading lights behind cultural Lambeth. 34
Hidden attractions
With some of the UK’s best-known tourist attractions, we explore the more unknown side of the borough’s offer.
Editor-in-chief James RenouxWood News and digital editor Natalie Vincent Production manager Christopher Hazeldine Production assistant Mia Wicks Design Kate Monument Business development director Paul Gussar Project manager Sue Mapara Subscriptions manager Simon Maxwell Managing director Toby Fox
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Housing
We speak to the cabinet member charged with creating new homes about overcoming the barriers to building. 58
Office space
As the creative workforce grows, dynamic work spaces are opening.
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Cover image: Installation view of Alicja Kwade - WeltenLinie, 2017 at Space Shifters, copyright the artist, courtesy Hayward Gallery 2018. Photo by Mark Blower Images: Laurence Howe, © Charles Hosea Photography, Joel Knight, James Jones, Better, James French, Paul Harmer Photography, David Monteith-Hodge / Photographise, Jellyfish Pictures, Nick Caville, Johan Persson, Rah Petherbridge Photography, Mark Blower, Morley Von Sternberg, Francis Ware, Andy Keate, Alice Peperell, The Chocolate Museum, U+I Printed by Bishops Printers. Published by 3Fox International, Sunley House, Bedford Park, Croydon CR0 2AP W 3foxinternational.com Subscriptions & feedback: lambethmagazine.com © 2018 3Fox International Limited. All material is strictly copyright and all rights are reserved. Reproduction in whole or in part without the written permission of 3Fox International Ltd is strictly forbidden. The greatest care has been taken to ensure the accuracy of information in this magazine at time of going to press, but we accept no responsibility for omissions or errors. The views expressed in this magazine are not necessarily those of 3Fox International Ltd.
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Investments in schools, leisure and housing are proving fruitful...
NEWS Vauxhall / Leisure centre opens Lambeth’s newest public leisure facility, Vauxhall Leisure Centre, is now open to the public. A partnership between Greenwich Leisure Ltd (GLL) and Lambeth Council, the new facility is located within the Atlas building on South Lambeth Road and features a 100-station gym, a dedicated functional training and strength area, three studios – including a 23-station virtual group cycle studio – and two versatile studio spaces for group classes. The centre also includes a three-lane 25m swimming pool, suitable for casual lane swimming, as well as lessons through the Better Swim School. Simon Sen, regional director at GLL, said: “We are proud to launch this new addition to our partnership with Lambeth Council, giving local people access to another outstanding leisure facility. “As a social enterprise, we are committed to providing affordable, accessible leisure services throughout the communities that we serve, to get more people more active, more often.”
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CREATIVE GROWTH Lambeth has launched an ambitious strategy – Creative Ways to Grow – which sets out a vision for the borough to be at “the cutting edge of London’s dynamic creative and digital economy”. lambethnow.co.uk/cdi
Awards for arches keep on coming London’s largest legal street art tunnel has received further recognition for public space innovation, following its commendation at the New London Architecture Awards this summer. Leake Street Arches in Waterloo took home the Placemaking Award at the first-ever London Infrastructure Awards in September 2018, which recognises public realm improvements and contributions to the capital’s regeneration. Forming part of the wider works taking place in Waterloo, led by London and Continental Railways (LCR), the 2,323sq m arches project under the station opened
in July 2018 and is located next to the Graffiti Tunnel, made famous by street artist Banksy’s Cans Festival, which took place in 2008. Eight arches have been renovated to provide a curated collection of independent restaurants and bars, helping create a destination for urban art, dining and entertainment. Adrian Lee, development director at developer LCR, said: “These awards acknowledge projects that have helped make London the best city in the world to do business. We are thrilled to get such recognition amongst great company.”
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NEWS A POSITIVE, L A S T I NG L E G AC Y F OR T H E A R E A
Vauxhall / School expansion secured A deal between developers and Lambeth Council to create hundreds of extra primary school places will meet growing demand in the borough. The agreement between the council, developer Mount Anvil and housing association A2Dominion will see Wyvil Primary school in Vauxhall expanded, with a new building for pupils in years 4, 5 and 6 from 2020. Homes will be built above as part of the Keybridge development. The existing school building will be refurbished to accommodate reception class and years 1, 2 and 3. Chris Toye, executive head teacher at Wyvil Primary School, said: “We have been involved every step of the way and we are proud of the proposals for the new bespoke school building. “The decision paves the way for us to expand from two forms of entry to four and meet the growing demand for school places. The plans will allow us to deliver more for our students, as well as the wider community, through the many initiatives we support.” Mount Anvil CEO, Killian Hurley, echoed the pride in the proposals and said the school will “deliver a positive, lasting legacy for the area”. As part of the housing element of the scheme, 13 intermediate rent flats will be available, with priority given to workers in frontline public services.
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M A JOR P ROP E RT Y P ORT F OL IO U N DE R OF F E R
South Bank Central, a 1.05-ha site on London’s Southbank, comprising 24,518sq m of commercial space and 191 apartments, has been put on the market for £250 million by real estate investor CBRE, on behalf of investment managers Hermes and Canada Pension Plan Investment Board.
JOINT COUNCILS BID TO DRIVE DIGITAL GROWTH Four south London boroughs - Lambeth, Lewisham, Southwark and Wandsworth - have joined forces to drive economic growth in the creative and digital industries. The joint council bid has secured £8 million of funding from the ‘Strategic Investment Pot’ (SIP) scheme, which is operated by the Corporation of London as part of a Londonwide £52 million
business rates retention pilot, launched on behalf of the mayor of London, Sadiq Khan. Investment from the SIP will directly channel into supporting these businesses across central areas – such as South Bank and Vauxhall Nine Elms – and local growth areas including Brixton, New Cross, Old Kent Road, Peckham, Camberwell, and Wandsworth. This will be known as the ‘South London Innovation Corridor’. It is hoped the scheme will contribute to the sustainable growth of London’s economy.
COUNCIL TO REVIEW DEVELOPMENT PLANS Lambeth Council will launch a partial review of the Draft Revised Lambeth Local Plan from 22 October for eight weeks until 17 December. The plan aims to shape development and regeneration in the borough for the next 15 years and covers aspects such as housing, jobs, town centres, infrastructure (including health facilities and schools), transport, historic buildings and the quality of the built environment. This new consultation will examine the wording of the revised Local Plan, taking account of changes in the borough, along with changes in both national policy and the new London Plan, set out by the mayor of London, Sadiq Khan. Before the plan can be adopted by Lambeth Council, it will first be examined by an independent planning inspector against four nationally set feasibility tests to meet key social, economic and environmental objectives.
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NEWS
Seeking housing solutions
Contract / Business support boosts capital
Lambeth Council is developing modular housing to provide temporary accommodation for homeless households, through a not-for-profit company, Pan-London Accommodation Collaborative Enterprise (PLACE), set up by a group of London boroughs earlier this year. The modular housing will be capable of being moved from one site to another as required, using parcels of suitable vacant land. The Greater London Authority is investing £11 million from its innovation fund, London Ventures, into the scheme and is supported by the umbrella group London Councils, which represents the 32 boroughs and the City of London. There are currently over 54,300 London households living in temporary accommodation (TA) – of which nearly 44,000 are families with children. Lambeth currently has more than 2,100
households living in TA, with almost 60% of these being housed in places outside the borough boundary. Paul Gadsby, cabinet member for housing, said: “Homelessness is one of the biggest challenges facing the council and London as a whole. We’re determined to do everything we can to provide more homes for families which are currently living in temporary housing. “We want to make the best use of land that is currently available, while ensuring that any new accommodation we can provide is of the highest quality. “This project allows us to do that in collaboration with other London councils which are also ready to play their part in tackling homelessness.” PLACE has now issued an invitation to tender for the design and manufacture of modular temporary accommodation.
Over £200 million in contracts has been won by businesses based across south London, thanks to an advice scheme led by the Southbank Place development team. The South London Procurement Network (SLPN) was formed in 2012 and is a free-touse business support service for companies and entrepreneurs which are looking to improve and grow their ventures. It is operated by Braeburn Estates, a joint venture between developer Canary Wharf Group and real estate investment company Qatari Diar. Director of strategy at Canary Wharf Group, Howard Dawber, highlighted the initiative’s success: “When we started consultation with local people and businesses in Lambeth seven years ago, we promised that we would champion causes and businesses in the local area. “Part of that is making sure that we give opportunities to local SMEs. We are immensely proud that our SLPN project has beaten its targets and that thanks to SLPN’s work, over £200 million of contracts has gone to our fantastic local companies. Lambeth is a highly diverse and entrepreneurial borough and we are glad to have helped so many companies grow and succeed.”
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PROUD TO BE INVESTING IN LAMBETH A SELECTION OF OUR CURRENT DEVELOPMENTS
STREATHAM HILL, SW2
CANADA WATER, SE16
CALEDONIAN ROAD, N7
SPITALFIELDS, E1
BERMONDSEY, SE1
STAINES UPON THAMES, TW18
TADWORTH GARDENS, KT20
London Square focuses on prime locations with good transport links – places where people want to live. In the London Borough of Lambeth, we have created a landmark development of studios, 1, 2, 3 and 4 bedroom apartments, which is the coolest new address in SW2. London Square Streatham Hill incorporates the Art Deco façade of a former cinema, and with its private landscaped courtyard gardens, concierge service and on-site gym, it is a tranquil oasis on the busy high street. Ideally located just 50 metres from Streatham Hill station, residents can also benefit from the convenience of excellent transport links. With a £2 billion development pipeline, we are on target to dominate the London market, building 1,000 homes a year, ranging from homes for first-time buyers, to cool city apartments, smart family homes, grand restorations and conversions. Each scheme is bespoke, combining inspiring architecture, clever design and specification and the highest standards of energy efficiency. For more information on our portfolio or to join our award winning team, please contact us.
CALL 01895 627 333 FOR MORE INFORMATION
www.londonsquare.co.uk Computer generated images depict London Square Canada Water, London Square Spitalfields, London Square Caledonian Road, London Square Bermondsey, London Square Tadworth Gardens and London Square Staines upon Thames and are indicative only. Photography depicts London Square Streatham Hill and is indicative only. Travel times sourced from google maps. Details are correct at time of going to press – October 2018.
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Located on the doorstep of Waterloo Station and facing one of the station’s main entrances, Bourne Capital’s Waterloo Estate dominates an entire island block on Waterloo Road comprising six office buildings and a significant retail parade. In 2016, Bourne capital embarked on a major refurbishment of the Waterloo Estate. In conjunction with the revamp, Bourne Capital rebranded it’s serviced office business as Local London.
Bourne Capital 020 7960 4141 www.bournecapital.com
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Local London provides creative and inspiring workspaces. From on-demand meeting rooms to large private offices we can accommodate your business. With over 130,000 sq ft, Local London offers the largest collection of flexible office spaces in a single location in Central London. All of our buildings have been designed to cultivate productivity and growth and to make the work place more enjoyable. We look forward to welcoming tenants to our new facilities.
For all leasing enquires please contact
Local London 020 7313 4197 info@local-london.co.uk www.local-london.co.uk
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Words NOE L L A P IO K I V L E H A N
Focus L A M B E T H TODAY
Business brains Stakeholders in three of Lambeth’s fastchanging areas discuss the benefits of their location and what they bring to the community
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n a borough of many distinct areas, three of the most active in Lambeth are currently Brixton, Streatham and West Norwood. With relocating businesses and entrepreneurs, Lambeth Council’s aim is for these evolving places to be inclusive for new businesses, while retaining their distinctiveness. With much progress and change in recent times, it is important for those working in Lambeth to have a future stake in these places. What is evident is that the passion and determination demonstrated by people and organisations on the next pages will play a part. 17
Lambeth
Brixton Spaces such as Pop Brixton – opened in 2015 – are bringing commercial opportunities to an area where demand outstrips supply. Community pride defines Brixton, and one of south London’s most famous areas has become a hub of creativity, which determined businesses are proud to call home.
Michael Squire partner, architect Squire & Partners, founded in 1976 restaurant, post office, vinyl When we viewed a 1906 store, coffee roastery and cafe. dilapidated former Edwardian As well as being home to our department store just off headquarters, the site provides Brixton Road, we fell in love a platform for the creative with both the building and community, hosting a number of the area for its character and free events during the year. strong sense of community, We believe Brixton has as well as being less than 10 exceptional, as-yet-unrealised minutes from central London. potential for offices and other The development of The commercial uses; the amenities Department Store, which we are here, all that is needed is to moved into in 2017, aimed make newcomers welcome and to establish a wide range help them establish themselves. of community benefits, Over the next decade, from the restoration of a locally significant building, Brixton should develop naturally to the provision of a bar and and incrementally.
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Tripod tenant case studies Alex Addae-Brobbey
Phil Dobree CEO, Jellyfish Pictures, established in 2001, Coldharbour Lane We are an animator investing heavily in Brixton, where we are set to consolidate our three London offices. In our Coldharbour Lane office, we have 70 people working on children’s TV projects such as Floogals and Dennis and Gnasher: Unleashed. Bigger movies – we worked on Star Wars: Rogue One for instance – are done in the West
End. But we’re now in the process of looking for premises in Brixton to house our 200-plus staff. We have a lot of faith in the area. Yes, there’s a bit of trepidation with a move like that, because traditionally this industry [post-film production] is a West End business. The benefits of Brixton are easy to list: it’s a creative area, with a creative vibe, and we want
that to continue. But for Brixton to really move forward, it needs bigger companies coming in. This would help the small businesses survive. During the week, retailers, cafes and restaurants struggle; they rely on weekend and evening trade. Brixton needs to attract enough people to work here and not just those who come to live in new residential developments.
Harry Owen-Jones
Rosie Gainsborough
chief operating officer, 3Space, operator for International House
project manager, Meanwhile Space, opened May 2018
In July 2018, affordable workspace group 3Space was recommended as the operator for Brixton’s International House. It will manage the business hub for a five-year period prior to the buildings’ redevelopment, as part of plans for wider redevelopment detailed in the Brixton Central Masterplan...
Tripod (see case studies, right) is run by Meanwhile Space. It is based on the ground floor of the newly refurbished Brixton Town Hall and provides space, events and connections for creative, tech and social businesses. The town hall re-opened in January 2018 after an 18-month refurbishment...
International House is in an amazing location. Our plan is to operate our BuyGiveWork initiative across the building: some floors will be provided rent-free to delivery partners, youth entrepreneurship, community initiatives, artists’ studios and experiments, with others rented out to start-ups and scale-ups, focusing on tech, architecture and design. Our goal is for the building to have a dual purpose, producing both economic and social outputs.
When we opened, the small-tomedium studio spaces were quickly oversubscribed, evidencing a wealth of talent working within the creative and digital industries in Lambeth waiting for suitable local workspace. For the wider Brixton community, there will be opportunities to attend or run events in the Tripod atrium space, which has multiple uses, providing co-working desk space during the day and hosting inspiring events in the evenings.
founder of BY Creative: a marketing agency established in 2014 Tripod is excellent, as it provides a combination of community, youth, experience and opportunity to grow the emerging tech space in Brixton. We are tech creatives, so we design and build across computer hardware, devices and sketch paper. We really value the space needed to deliver for our clients. And Tripod has so much space. This allows our team to code and animate with the flexibility to break out and relax while working on projects. What Lambeth Council has done in helping to facilitate a space like Tripod will give local businesses access to a range of resources, education and technological advancement.
Shane O’Doherty creative director at Graft, a motion graphics and postproduction studio Tripod offices are blank slates with good light, aircon and internet – all my company needs to thrive here. We intend to use the space to grow our business. Every conversation so far has opened up pretty amazing avenues for us; the possibility of working with local schools on an internship or work experience programme is particularly exciting. We’re looking to stay at Tripod for at least a year to measure the benefits it has on our business.
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Streatham An investment and growth strategy is currently being developed for Streatham. The district has seen a significant amount of investment in recent years, including upgrades to streets and public spaces, while research shows occupancy rates and values are improving. The strategy will aim to steer and build on growth, demonstrated by the new leisure centre, Streatham Space Project and growing Streatham Festival. Closely connected to central London, Streatham will also benefit from being one stop away from the Crossrail2 line. It currently has short direct rail and road links to two major international airports at London Luton and Gatwick airport.
Louise Abbott
Lewis Davis
BID manager, inStreatham
founder, mystreatham.com website
Established in 2013, inStreatham is Streatham’s Business Improvement District (BID) organisation. It was created by local businesses which want to see their area improved, so invested their own money...
Pivotal changes so far to Streatham have included developer London Square turning the old Megabowl complex into a residential scheme, with hundreds of apartments. There has been the opening of two Marks & Spencer food courts, a Starbucks, Virgin Active gym, Streatham Space Project theatre, bar and event space Exhibit B, Brickwood Coffee & Bread and restaurant and bar, Hood Streatham. Luckily, in Streatham, there is little so-called ‘gentle gentrification’ taking place, even with new cafes, restaurants, bars and shops opening all the time, which are slowly replacing empty or run-down establishments.
Streatham is home to amazing events, such as arts and food festivals sponsored and funded by the BID. They boost footfall, help the local economy and create buzz. One of our main aims is to mobilise our local community and let them know about the fabulous businesses we have here. Many new businesses have opened in Streatham due to the BID, from large retailers – Aldi, Marks & Spencer, The Gym Group and Starbucks – to independent shops opening second or third branches. They believe Streatham’s customer profile is changing and this fits their brand. We also now have Streatham Hill’s creative arts and theatre centre; the Streatham Space Project.
Andy McKeane co-founder, Streatham Space Project Open since June, Streatham Space Project (SSP) features a 120-seat auditorium and is based in the London Square development. It is used for theatre, comedy and music. This is my neighbourhood, and the idea of the SSP was to make a place to put on high quality shows, and to have a place for the community to get together, play together and discuss issues through art. SSP, established and run by creative types I know – who all either lived, or are now based in Streatham – is one part trying to bring the community closer together socially, and another part looking at what the arts can do for an area to help regenerate it.
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We want to ask: does it improve social cohesion? Does it improve education, and people’s mental health if they are able to express themselves and gain insight through creative events and shows? We are keeping it very local, which is helping us see the impact it is having. Since opening, we have brought 3,500 people into the area – that’s good for the local economy, meaning we can advertise “brand Streatham”. We are all in this for the long term, and are proud of what we have done so far, with the hope of including other local artists and community groups. We have a 25-year lease on the building and hope to extend it.
I THINK INVESTMENT IS G OI NG TO T H E R IG H T P L AC E S
West Norwood Over the last few years, the 2009 West Norwood masterplan, which outlined details for a new leisure centre, a primary school, a refurbished or redeveloped library and additional retail, has come to fruition. The West Norwood Health and Leisure Centre opened at the end of 2017 – and a £1.125 million library and cinema, with four screens in summer 2018. The council is also investing £30 million for street and park improvements, as well as research and development around key business and industrial areas. As part of the significant changes this will bring, Lambeth Council has collected feedback from those in the local community and published them as the Norwood Co-operative Local Investment Plan, which details priorities for everything from infrastructure improvements to community projects.
Eamonn Sweeney Peter Jackson owner, Milton Lloyd, perfume manufacturer We came to West Norwood in 1982, and it has been a blast. The area is a great place to locate our business. It has the best train station, bus garage, and community. I have personally seen a lot of enormous changes, all of which have been for the better. Councillor Jackie Meldrum and her colleagues have quietly done a great job over the past decade of
improving West Norwood. The council, which has spent much of the same period talking about improvements, has a lot of great projects, such as the library complex and swimming pool complex. These are already in-hand or have been completed recently. I think investment is going to the right places and I believe West Norwood is a jewel which would emerge anyway.
founder, Blackbird Bakery In 2010, Blackbird Bakery moved its production premises from a 111sq m site in Herne Hill to a 371sq m unit at West Norwood. The bakery is now looking for a new West Norwood production site. Blackbird has two West Norwood outlets: its smallest cafe on Norwood Road, and a kiosk on platform one at West Norwood station... The reason for moving to West Norwood in 2010 was finding good factory space on Beadman Street, which
was located right next to the train station. West Norwood is wellconnected. The bus and train station are right in the middle of town. It also fitted conveniently with the rest of our estate. We have eight outlets at the moment and we are moving our production from another building in Rothchild Street, because we managed to get a building on a freehold. This means we can commit to staying in West Norwood for the longterm future. This is really important to us because we have built our small estate of shops in a circle around the production site.
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SOUTH LAMBETH ROAD LAMBETH, LONDON
TWO LANDMARK STUDENT DEVELOPMENTS FROM THE UK’S PREMIER STUDENT ACCOMMODATION COMPANY
downingstudents.com
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Muse Developments is creating a vibrant place to live, work and relax in Brixton. Work is close to completion on the delivery of 120 new one and two-bedroom homes (40% affordable), along with restaurant / retail units, as part of the £150 million ‘Your New Town Hall’ project, in partnership with the London Borough of Lambeth. The refurbishment of the historic Grade II listed town hall, along with the construction of a new civic centre are now complete and open to the public. To register your interest on a new home in Brixton, please visit www.brixtoncentric.com
www.musedevelopments.com
Words NOE L L A P IO - K I V L E H A N
Focus C R E AT I V E L E A DE R S
The leading act
There are a wealth of cultural organisations in Lambeth – what defines them, how do they continue to evolve and how are they supporting the local community?
Twelfth Night at the Young Vic theatre is running until 17 November 2018 and has received rave reviews in the national press.
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ot only does Lambeth contain some of the country’s most admired, respected and prominent cultural institutions, but local arts and theatre organisations help define the borough’s spirit of ingenuity, innovation and creativity. These organisations appeal to a wide spectrum of ages. What makes them stand out and how did their stories evolve? Lambeth magazine chats to the borough’s cultural leaders to find out...
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I T H A S B ROUG H T A N E W S PA R K L E TO OU R S I T E
Elaine Beddell
CEO, Southbank Centre Appointed as the Southbank Centre’s CEO in 2017, Elaine Beddell was formerly director of entertainment and comedy at ITV and the BBC’s controller of entertainment. She oversaw talent shows and programmes such as I’m a Celebrity…Get Me Out of Here! and The X Factor. Beddell’s appointment came amid the £35 million restoration and refurbishment of the Southbank Centre’s Hayward Gallery, which reopened in 2018 after two years of work. How does it feel to be heading up one of London’s distinguished cultural venues? I’m enjoying it. Everyone working here is very committed and that’s fantastic. We completed the refurbishment of two of our venues: The Hayward Gallery and the Queen Elizabeth Hall, which has brought a new sparkle to our site.
The Space Shifters exhibition (main) and David Batchelor’s Sixty Minute Spectrum (above) at the Southbank Centre’s Hayward Gallery.
What’s on at the moment to get excited about? We have an exciting programme ahead, which started with our new classical season in the autumn – including a five year partnership with the Gewandhausorchester Leipzig, and our Hayward exhibition Space Shifters. I’m recruiting a creative director to join our director of music, Gillian Moore [Moore starts in January 2019], alongside the director of the Hayward Gallery, Ralph Rugoff, in our artistic leadership team.
What are the advantages of your Thames-side location? We are in an amazing location, with historic and iconic buildings we have a duty to protect. We have great transport links and many bars and good quality restaurants. We’re close to other tourist attractions and cultural landmarks. We have a responsibility to make sure we meet the needs of local people, as well as those from the rest of London and further afield. What support do you receive from Lambeth Council? We work closely together, naturally, because inevitably things change on our 17-acre site and we need to make sure what we do is right for Lambeth, as well as for us as an arts centre. Lambeth Council has been a strong advocate and ally in our mission to bring arts to as many people as possible in the borough and beyond, as well as helping us work with City Hall.
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Lambeth WORKING TOGETHER TO CREATE GREAT CONTENT
Prince Harry and Meghan Markle, whose marriage in 2018 made headlines, visited Reprezent Radio in January, their second official public engagement together.
Shane Carey
founder, Reprezent Radio The UK’s only youth-led radio station (107.3fm) was established in 2002 to teach young people not only how to make a radio show, but to realise that the skills needed to do this are transferable to work, education and social situations. The station is aimed at 13 to 25-year-olds in London, and gained national and international media attention when visited in January 2018 by Prince Harry and Meghan Markle.
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What is Reprezent Radio all about? Reprezent’s core purpose is to help young people unlock their creativity and fulfil their potential. We do this through training, work experience and broadcasting in a full-time FM and digital radio station. All programming and content is created and led by young people, making it exciting and relevant to the wider youth audience. They discuss and explore issues important to them through radio and media channels. A recent successful initiative was launching a multi-school mental health awareness and improvement programme across Essex schools, which we’re aiming to bring to Lambeth in the next academic year. Prince Harry and Meghan visited the station earlier this year, and a big part of that was the mental health schools work, as well as the wider youth development work we do. Importantly, Reprezent has a family feel to it, with young people supporting each other to achieve as much as possible and working together to create great content.
What’s the key to your success? Our key was learning how important it is for young people to lead the creative output. We train more than 400 young people each year, so Reprezent is always fresh and dynamic, with new young people and ideas. Relocating the main station to Brixton three years ago was a great move, particularly working with Makeshift, the people who created [community retail and events space] Pop Brixton, The Champion Agency and Lambeth Council to make it happen. There’s a buzz to the area, and it’s great to be a part of that. How has your Lambeth base allowed you to evolve? We’ve been working closely with different agencies in Lambeth to expand the specific youth development work across the borough, trying to find solutions that will help young people across the capital. Lambeth is a good seeding ground for this.
Lambeth
Joe Scotland
director, Studio Voltaire, Clapham For 23 years, Studio Voltaire has provided support to emerging and under-represented artists through gallery commissions, public programmes and affordable on-site studios. Turner Prize-winner Elizabeth Price exhibited her first film at the gallery in 2007, and Phyllida Barlow, who Studio Voltaire commissioned in 2010, had a major solo commission at Tate Britain and represented the UK at the last Venice Biennale – one of the most respected international arts festivals in the world. Now, the studio is embarking on a major capital project to expand and redevelop its current buildings.
The Oscar Wilde Temple (above) at Studio Voltaire and Alexandra Bircken’s Mammal exhibition (left).
Can you describe your ties to the local area? We love being based in Clapham. It is not currently an area greatly associated with contemporary art like the East End – or more recently Peckham – however we play a very important role serving our local area. We work in a very culturally rich place, both historically and socially, which are great contexts to work in. In more recent years, our activities have really started to reach out beyond our building, whether that is delivering a public art programme along Clapham High Street in partnership with our local BID [Business Improvement District] or working collaboratively with artists and local community groups. A lot of our current thinking is about the role an arts organisation can play on a more civic level. What would you say about your relationship with Lambeth Council? For many years we have received advice and support from the council, which has truly helped the organisation grow and develop. We are embarking on a major capital project to expand and redevelop our current buildings. This scheme will drastically increase our affordable artist studio provision by 42%, create our first–ever dedicated participation and education space, broaden the provision of workspace for artists with disabilities by 300%, and create 233% more public space to allow for expanded exhibition and events programming. The expansion is a considerable step-change for Studio Voltaire, making both our programmes and buildings more accessible and welcoming to all, as well as securing our future sustainability and support for artists. We have developed the scheme with support and backing from Lambeth Council. This partnership has helped us secure a significant grant from the mayor’s office. Having this initial backing of public funding greatly helps us to raise the remaining support from sponsors, individuals, trusts and foundations.
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Lambeth
Stella Kanu and Deborah Bestwick
executive producer and director, Ovalhouse Theatre
R A DIC A L , S U R P R I S I NG A N D I NC L U S I V E T H E AT R E
Dating back to the 1930s, Ovalhouse started as a boys club, with young people building model aeroplanes, to eventually become one of the most radical experimental theatres of the 1960s. Ovalhouse has been at the forefront of many theatre movements for LGBT, black and women’s theatre, and more recently, interactive and participatory work. The theatre, which has Arts Council National Portfolio Organisation status, moves to its new home in Brixton as part of the Somerleyton Road Project in 2020.
How would you describe your ties to Brixton? Kanu: We always consider ourselves to be a local theatre with national significance and international reach. There’s a natural affinity between us, our identity, and the identity of Brixton. The changes happening in Brixton have happened in many other places. Sometimes that’s been to the benefit of a local area and people. But there are challenges we recognise, which is why for us it is important we are part of this development [of Brixton]. Culture leads the way. It’s at the heart of how people express themselves and their cultural identity. What support do you receive from the council? Kanu: Lambeth Council wants to have people at the heart of everything, so therefore culture is the driver and it has to be. We feel we are supported. We are in partnership around [work on] the new building and we have a lot of shared rationale about the future of Brixton.
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Bestwick: The building of the new theatre is a partnership project with Lambeth Council, and was one of the first ‘co-operative council’ projects. As an organisation, we are paying for the build costs of our new theatre. We are using money from the sale of our current site, we have attracted £3 million of Arts Council funding into the project, and we have an additional fundraising target. Lambeth is the overall manager of the main contractor team. It is a huge job. The support and understanding from the council has been very strong; it is an exciting partnership. Ovalhouse returned to the streets of Brixton with our Brixton City Festival in September this year – [which is] radical, surprising and inclusive theatre, providing spaces for all the family. How has Ovalhouse managed to sustain its success? Bestwick: Much of our success comes through the artists and young people we support; the magnificent work they make here and take far
and wide to other venues around the country, or to The National Theatre; the careers they build and the experience they take forward. We have outgrown our current site and we are compromised by not being fully accessible or being able to offer the best 21st century facilities to artists who speak for the new generation. We are building a new theatre in the centre of Brixton, which will open in 2020. Lambeth has recognised the potential and power of an inclusive theatre in offering jobs, a theatre programme that has something for us all and the possibility for Ovalhouse to bring more of our young people into the creative sector. It has worked in partnership with us to develop our new site, made available to us, by Lambeth, in the heart of Brixton.
Lambeth
Jennifer Coleman
director of development and communications, Institute of Imagination (iOi) Based at The Workshop, Lambeth High Street, iOi is a crosscommunity centre for children, with a laboratory, studio, gallery, science centre and museum. The iOi space in Vauxhall is temporary – a permanent home for a major new cultural destination for children is now being sought. What makes the iOi stand out? It is our belief in the power of imagination. Every child is born with the capability to imagine, but children today have less time and space than ever to flex their imaginations. Imagination needs space to thrive; we strive to provide that space. What defines the iOi and how did your story evolve? We believe passionately in the need to support and nurture children in developing creative and imaginative skills. Our founders recognised the world is changing at an ever-increasing pace and wanted to make sure children thrive in an uncertain future. London currently lacks a world-class space dedicated to children and families, so they focused their efforts here. We are currently in the process of securing and developing a permanent home in the city, for the Institute of Imagination campus, which will include a laboratory, a studio, a gallery, a science centre, a museum and a community centre. The campus will have children at its heart, but this exciting hybrid model will be of interest to everyone. We are currently working across London and the UK from a semi-permanent base in Lambeth – our Imagination Lab – which is part of The Workshop near Vauxhall, a fantastic meanwhile use space run by [developer] U&I.
Why do you think you are experiencing such success and how is this helped by being in Lambeth? We don’t own imagination, but we amplify it. We’ve worked with partners from Google and RollsRoyce to Tate Britain and the Wellcome Collection. Connecting and working with partners who are experts in their fields means we can connect children and young people with technology, thinking and learning. This is what success looks like for us. Lambeth is a brilliant base from which to do that. There are a wealth of companies and organisations in the borough that are passionate about the same things we are, and its central location means we can easily connect across the city. So it is important to be based where you are? Yes, being based in Lambeth has been a real advantage for the iOi.
We are, by nature, flexible, and until last year we operated on a pop-up basis across London. Since October 2016, we have had a home at The Workshop and are very happy that we will be based there until next summer. Even when our meanwhile tenancy comes to an end, we will continue to deliver programmes across the borough, thanks to funding we have attracted from a range of grant makers who have seen the impact of our work. We are an international organisation and continue to work across London, the UK and beyond. At the heart of everything we do is families and community. Being based in Lambeth has helped us make strong connections with local businesses and organisations, including Lambeth Council, as well as being able to reach out beyond the borough.
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Lambeth
C R E AT I NG WOR K YOU WON ’ T SEE ANYWHERE ELSE
Imogen Brodie director of Young Vic
The little sister to the Old Vic theatre, the Young Vic – built on the site of a bakery bombed during the second world war – was the first residence of the Royal National Theatre under Laurence Olivier. Brodie is spearheading the initiative Young Vic Unpacked - a professional play to tour south London in various locations.
How did The Young Vic come to be? Originally a local bakers, bombed in the second world war, killing 54 people, the Young Vic developed its theatrical routes when The National Theatre wanted to make a space for young, independent work to be created and performed. That ambition still remains. With many of the original features still in our box office, we like to think this eclectic history makes up the core tenets of what the Young Vic is here for: serving the local community and creating work you won’t see anywhere else.
What defines the theatre today? At the heart of what we do is the “Taking Part” department – and our schemes, such as “Two Boroughs”, which works with community members from Southwark and Lambeth, to put local people on our stages. Our current production of Twelfth Night features professional actors alongside a community chorus of 60 people from Southwark and Lambeth. They are on stage every night (in two groups of 30), working with our artistic director Kwame Kwei-Armah, to experience performing for perhaps the first time. We also make original work with young people, schools and our neighbours, which is supported by our amazing Young Vic production team and performed in our theatres.
Shakespeare’s Twelfth Night at the Young Vic features a cast of 60 people from the local area.
What defines the local area? Its creativity. The theatres in the area, the shops, the food markets; the fact that people actually live on The Cut makes it vibrant. There is nothing better than walking down the street, seeing people you’ve worked with and having a chat. You don’t get that very often in London.
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1266.
Lambeth is a world of opportunity. For investment. For inclusive growth. Stretching into the heart of London, Lambeth is well connected and well networked. It has a skilled and creative workforce ready for growth. With a wealth of opportunities for enterprise, we work closely with investors and developers to achieve rewarding outcomes. We want benefits for business and our local communities to go hand in hand. You’ll find that Lambeth today is proactive, collaborative and inclusive. Come and talk to us. Let’s make the future happen. lambethnow.co.uk invest@lambeth.gov.uk
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Home to internationally recognised landmarks such as the London Eye, London Dungeon and the Royal Festival Hall, Lambeth also has a fascinating mix of idiosyncratic, lesser-known attractions to captivate visitors
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railway viaduct is not the most common working environment, but Kieron Vanstone has made it work for him. The venue was an important consideration when he started The Vaults (pictured), located within a fascinating maze of disused railway vaults off Leake Street, which runs under Waterloo station, one of the busiest in the UK. Vanstone has worked for more than five years as director of The Vaults, putting on distinctive, immersive theatre and alternative arts productions. Prior to this, he worked at arts venue The Old Vic Tunnels. Just before it closed in 2013 to become a skate park, he was told of a new performance space on the other side of the road. He says: “There was a little light bulb moment where we had a few shows and events that had been cancelled at The Old Vic Tunnels, which I thought could very easily be picked up and dropped on the other side of the road to keep them going. Early on we took on more corporate stuff, but along with that we were able to do artistic and theatrical shows and exciting, groundbreaking stuff. These kinds of venues are very few and far between.” From July to September, The Vaults ran Sounds and Sorcery: Celebrating Disney’s Fantasia, an ambitious, immersive musical based on the wellknown film. This came on the back of 35
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Every now and again, when something clicks, there’s this incredible buzz award-winning productions of Hair The Musical and King Kong (A Comedy). Vanstone says his creative side has to be combined with a commercial sensibility, which has won him a string of business accolades: “I organised club nights and DJ-ing at university in Devon, but I had no kind of business training. It was just a case of being sensible when starting this, but the business part is massively important. Every now and again, when something clicks, there’s this incredible buzz. “It has to be creatively exciting as well as the maths making sense. You usually know on day one of putting a show out whether it’s going to be a hit or not.” The ambition to create something special drives the team at The Vaults. Vanstone explains: “The reason The Vaults worked so well was that it organically grew, and it is constantly still doing that.”
Sweet success
Generating a business from scratch is something Isabelle Alaya can relate to. 36
The Vaults puts on an array of engaging shows in the maze of “tunnels” under Waterloo station.
After working in Paris and New York, Alaya in 2008 opened artisan chocolate shop and cafe Melange in Peckham, where she experiments with chocolate flavours from coriander and grapefruit to cumin and mint. The desire to use herbs, spices and fruits, and her affection for the food, led to the French chocolatier creating The Chocolate Museum on Ferndale Road, Brixton. It offers trufflemaking workshops, tasting sessions and celebrated its fifth anniversary this year. Alaya believes its appeal to both children and adults, as well as being a venue for special occasions, has made it a success. She says: “It is not a branded museum as such, like Cadbury, so it is still independent and small. People like the chocolate workshops as they want to learn and achieve something new; this gives them that chance.” Alaya adds that an interesting aspect is how chocolate was a “pure luxury” before makers began to add sugar, which turned it into an affordable item for the masses. “Learning about chocolate is a great part of food history,” she says.
Lambeth Solid links with schools in London have helped create workshops in line with the National Curriculum, which help students with science, food and history lessons. They learn about Mayan and Aztec history, the arrival of cocoa in Europe and how chocolate is made. Alaya says: “When I opened the museum, I didn’t know this was all in the National Curriculum, and in the first year it was through word of mouth that we received school visits. In the last two years it has evolved naturally to the point where we have been fully booked.” Brixton is a perfect location for the museum, Alaya believes: “I made a point to look in Brixton because of the multicultural communities that link up with the history of chocolate, because of the association with the growing and consumer countries. I felt it was important to be linked to communities [affiliated with] the origin of chocolate such as in West Africa and the Caribbean, and then London and the UK are places where it is consumed.”
The play’s the thing
A similar sense of appreciation for location is echoed by Lee Ridgeway, who heads up South London Theatre (SLT) in West Norwood. It offers an array of annual productions from Shakespeare to pantomimes and musicals. Involved for around 13 years at SLT, Ridgeway is now seven years into his role as chairman and feels part of a strong community: “We’re in exciting times. West Norwood is an up-and-coming area that’s changing all the time. It has
a lovely community. We try to be as diverse as possible. Not everybody likes every genre, so we mix it up as much as we can. We are a vibrant community of volunteers who work incredibly hard to put on productions to a high standard. It takes a lot of work, but we do it because we love it.” The theatre re-opened in March this year after a Heritage Lottery Fundbacked £2 million refurbishment which helped to restore parts of the building, and combined two theatre spaces into one larger area that can change size according to the production. There is also a new museum within the theatre celebrating the venue’s heritage, harking back to the days when the stunning Grade-II listed Gothic revivalstyle Victorian building was a fire station. The first performance after the refurbishment was by SLT Youth Theatre members acting in Philip Pullman’s His Dark Materials, and was “absolutely amazing,” says Ridgeway. The theatre group was also pleased to run the inaugural West Norwood Arts Festival, Fest Norwood, in summer 2018,
The Chocolate Museum not only attracts customers for birthdays and other celebrations, but runs learning workshops.
C HO C OL AT E I S A G R E AT PA RT OF F O OD H I S TORY
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Lambeth which is a 10-day event featuring drama, dance, music, cinema, food and comedy. Ridgeway adds: “The youth group is a very important part of our community, and what is brilliant is a couple of our teachers were actually youth group members. Due to the hard work of lots of unsung heroes who gave their time when they could, we’re now back in the building and really excited about the festival, which will be an annual event.”
Green fingers
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is the final resting place of famous 17th Century gardeners, the Tradescants. They brought certain plants to Britain for the first time, including the horse chestnut, scarlet runner bean and apricots, which they kept at their nursery in Lambeth. The church was earmarked for demolition, but saved to preserve the Tradescants’ tomb and later became The Garden Museum. Black says it is great to be in Lambeth as there are numerous green spaces nearby such as Old Paradise Gardens and Archbishop’s Park. She adds: “So many people in Lambeth have very little green space with often just a balcony or windowsill, and we’re keen to offer some outside space including our Sackler Garden, where they can just sit in a deckchair and watch the world go by.” There is clearly a wonderful sense of creative responsibility in Lambeth, where personal passions and community responsibility have helped to cultivate captivating and often vital historic appreciation of the arts.
The Garden Museum at St Mary’s church hosts temporary exhibitions and events and offers local residents with little outside space somewhere to relax. PROUD ANVIL IS MOUNT NER WITH THE TO PART E OF LONDON HERITAG RESTORE THE TO TRUST GUY STATUE THOMAS HWARK IN SOUT to itted are comm ering t Anvil we and deliv At Moun c realm that the publi s London improving unities acros and comm -class city. homes y as a world its legac Living. ensure r London that Bette We call
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After 18 months of transformative refurbishment, Lambeth-based venue The Garden Museum re-opened in 2017 after 18 months of work. The attraction is dedicated to the art, design and the history of gardens. Curator Eleanor Black says: “The redevelopment project has meant we’ve been able to double the amount of objects we have on display, as well as giving us the facilities to hold big exhibitions. We have also opened our medieval tower for the first time. It is a bit of a climb, with 131 steps, but the view from the top across to Westminster, Lambeth Bridge, Battersea Power Station and The Shard is great.” Engaging the community is clearly an important task for the museum that regularly offers a range of special occasions. Black adds: “We hold lots of events for families and children, and we held many free events for our community this summer around our Flower Fairies exhibition. We recently opened the museum to celebrate our neighbours where we had floristry, facepainting and seed planting.” The museum also features The Clore, where children are taught about science – and the Learning Kitchen, where a dedicated teacher offers lessons about cooking from scratch. Black says it is “really vital” to have outreach projects, which include an upcoming exhibition featuring pieces by the museum’s Clay for Dementia group, which worked with artist Katie Spragg. The museum is housed within St Mary’s, a Lambeth parish church, which
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“A high quality, very focused issue that truly reflected our regeneration and growth ambitions.”
Encouraging investment in Waltham Forest
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Ways to connect
With support from a local MP models of working and the council, from risks attachedare helping with problems co-operative in Waltham Forest, to self-empl workshops and food productio oyment to the cost of renting n. Lucy Clarke reports
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elf-employed people in Waltham Forest are new ways to work finding in a crucial step forward for entrepreneurs and business-m inded residents.
Waltham Forest Council on Invest Waltham Forest #4
Collaborative organisations such as the co-operativ e working space Indycube and the Blackhorse Workshop public facility are intent encouraging freelance on success across the borough.
Festivals, film, focused design
Summer 2017
B R IC K BY B R IC K Establishing the UK’s first garden city for more than 100 years
UN DE R STAR TE RS OR DE RS
Nearby shopp behemoth, Bluewing is 20 years old ater, this year. It has 330 stores, three anch stores, 40 cafes or restaurants andand 13-screen cinem a a
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L I VE New communities are forged 18 as first-time buyers flock to Ebbsfleet
The Labour MP for Walthamsto Stella Creasy, w, hopes projects run by organisations like these gateway for promoting will act as a membership among trade union north-east London the 16.5% of her work for themselves.constituency who Indycube, in partnership with the community trade union, is helping support Walthamsto to employed communityw’s growing self.
Private/public: pulling forces
“A delight to work with such professionals across the whole team.”
Work is now underw City, starting the ay on the ambitious Ebbsfle timer ticking et Garden numbers speak towards completion. The for themselves The site’s first primar y schoo l at Castle Hill, will open in Septem ber and operated by the Leigh Acade will be mies Trust
With the first tranche of homes already built, thousands more are planned
Evening economy, established enterprise
Above: Indycube seeks to unionise self-employed people – such as graphic designers – to provide workers’ rights support.
EBBSFLEE T GARDEN CITY FACTS & FIGURES
Issue 2
GA R D E N C I TY
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Industry experts collaborate to bring the project forward, as the first school opens
600 homes started in 2016/17 with over
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Fighting to break down the hierarchie s of an industry while working with an arts officer some of its most at the time. The respected represent inspiration was atives the city’s history not and heritage within For Louise Fedotov-Cle is a challenging prospect. photography, but the idea that ments, artistic the medium can director of QUAD, Derby’s “represent so centre for different ideas many of places, people and co-founder/directo contemporary art and film and ways of seeing, living and thinking” r of Derby’s internatio photography and . nal related media festival, FORMAT is what makes , it the event unique. “It is a very contempo rary festival, but archives based it also involves on the heritage Collaboration of photography with photogra around the world, from phers, other artists and organisations whether it’s Africa, in Europe, Africa China, India or across Latin America,” and South America – as well FedotovClements adds. as China and India – have created global recognitio n for the UK festival. B FORMAT is now a major draw for Clements says ut Fedotovit is paramoun practitioners across the world. t to maintain the It also seeks to original ethos, develop people’s established for understanding the inaugural and skills 2004; engaging event in with and encourag but of other contempo – not just of photography ing participation from thousand rary and related s of hobbyists as performance media such and locals alongside art, AR (Augmen world-renowned ted Reality) and figures in the indus AI (Artificial Intelligen try. ce). This is in addition to the biggest internation “We want people al portfolio review to feel like they programme for aspiring photogra have a voice and be seen as part phers worldwid of the festival, e. Participants can meet leading alongside some industry people, the greatest practition of such as directors of museums, lead ers in the world,” F editors of media Clements adds. edotov“We show great and other established photogra art, but we want people to see there phers, benefiting is potential for from a rare chance to engage them to be part in one-to-one that as well. That of sessions. works on many levels and it’s unusual. I think quite a lot of internatio Derby is seen nal festivals of as the ideal city nature have their this for FORMAT. backs to everyday Clements says: Fedotovpeople. We want “It allows us to people to feel give people a holistic like they can collabora view of the city. te and be part We’ll be collabora the event, to have of ting with a partner fun and enjoy in Derbyshire it.” in the coming months too, so will be able to people get out to the countrysi FORMAT is organised de.” by QUAD, and supp by the Arts Council, orted FORMAT 2019 Derby City Council takes place between University of Derby. It and the 15 March and 14 April. The theme usually attracts 100,000 people around is FOREVER//NOW and is held at feature and it will exhibitions, portfolio 15 or so venues the city. Fedotov-C across reviews, workshop lements founded events and mastercla s, the festival with Mike Brown, who sses. On the next was working at looks at work pages, Orrery the city council from previous contributors. as formatfestival.com •31•
london bridge Social Regeneration
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IN A BOROUGH storming ahead with some of the biggest development schemes in London, Southwark Council is introducing new ways to engage residents in plans for socially minded regeneration. Ensuring all stakeholders have their interests heard and considered is of paramount importance to the local authority, as it aims to create life opportunities, improve wellbeing, reduce inequality and create engaged communities. Professor Kevin Fenton, director of health and wellbeing, says Southwark Council has identified social regeneration as a major priority. And in the midst of £1 billion works with British Land – one of the largest property development and investment companies in the UK – it is determined to ensure no-one gets left behind. “As we promote urban renewal, wellbeing will be at the centre,” Fenton says. “We’re not just focused on building new buildings but
Southwark has some of the largest scale developments in London, and the council is determined to ensure regeneration provides genuine benefits for both new and existing residents. As such, it has adopted a mantra that its policy should not just be about constructing buildings, but creating strong communities. Lucy Clarke reports
2018
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04
THE SOUTHBANK 06
WAT ERL O O
02 08 01 07
05
03 01 Vauxhall
VAU X H A L L
8 Albert Embankment
02 Waterloo
Elizabeth House
03 Vauxhall
Damac Tower
CLAPHAM
04 Waterloo BRIX TON
Hayward Gallery
05 Vauxhall
Oval Gasworks
06 Waterloo
Waterloo International Terminal
07 Vauxhall WEST NORWOOD
Tintagel House
08 Waterloo
114-118 Lower Marsh
S T RE AT H A M
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Words S A R A H H E R B E RT, NOE L L A P IO K I V L E H A N
Lambeth P RO J E C T S
Projects
From re-purposing facilities such as former fire station HQs and gasholders – and new housing and cultural destinations being created, great change is coming to Lambeth
Lambeth
01 Vauxhall
8 Albert Embankment U+I’s plans are firming up to transform the Grade II listed former London Fire Brigade HQ on Albert Embankment into a modern fire station, a permanent space for the London Fire Brigade Museum, homes, flexible work spaces, a hotel, and new public spaces with restaurants and cafes. Subject to planning approval, the main 1937 riverfront building would be retained, while the flagpole of the watchtower would be re-instated as a pinnacle.
As developer for the site, U+I has run three public exhibitions, taking on feedback each time, in advance of submitting a planning application. Built at no cost to the taxpayer, the revamped £15 million fire station would serve residents of Lambeth and the surrounding areas, while the museum would offer dedicated educational programmes for local residents, schools and others from across London on fire safety and historic events. The 400 new homes aim to include a significant amount of affordable housing, increased after public consultation and following negotiation with the council. They
will be of different sizes, indistinguishable from market homes, and spread across the site to ensure a genuinely mixed community. The scheme aims to create over 9,000sq m of office space and 1,200 new jobs – 700 during construction, including local apprenticeships. It would further boost the local economy by providing spaces for start-ups and creatives, alongside a mix of workshops, cafes and restaurants. A new hotel would be topped by a restaurant, located in a watchtower used by firefighters during The Blitz. Accessible public spaces – the equivalent of over 6.5 tennis courts – would enliven Lambeth High
Street as a place to live, work, eat, stay and visit, with a mix of shops, restaurants and cafes. Joanna Axon, development director at U+I, said: “With the London Fire Commissioner, we have worked closely with Lambeth Council on developing a scheme that fits with Lambeth’s strategic priorities to make the borough stronger, fairer and more prosperous. The scheme will provide a range of employment prospects, from workshops to corporate, which will create inclusive growth, a key priority. “Critically for Lambeth, the new homes will go towards our goal to build a strong and sustainable neighbourhood.”
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Lambeth
02 Waterloo
Elizabeth House Right next to Waterloo station, the UK’s busiest transport hub, and moments from London’s South Bank, the 1965 Elizabeth House office block is set to be replaced by a commercial-led development. The scheme would deliver workspace supporting around 13,000 jobs, as well as providing an improved flexible retail offer and transforming the public space and pedestrian experience around the site. The aim is to improve local connections and provide capacity relief to Waterloo station. The current set of proposals is subject to pre-application discussions with Lambeth Council. A full planning application is intended to be worked up in the coming months. Already the busiest train station in the UK, passenger numbers at Waterloo station are expected to
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increase to 130 million in the next five years. HB Reavis acquired Elizabeth House in 2017 and has appointed Allford Hall Monaghan Morris as architect for the scheme. There is an active planning permission for a scheme designed by David Chipperfield in 2012, for two buildings – part 29 and part 14 storeys (north building) and 11 storeys (south building) – including 142 new homes and a range of office and retail space. HB Reavis has decided to bring forward fresh proposals concentrating on providing high quality office space, rather than residential, responding to the increasing attractiveness of Waterloo as a thriving commercial location; and acknowledging that the context has changed since the previous scheme gained consent in 2015.
Lambeth 03 Vauxhall
Damac Tower Rising 50 storeys, the ultra-modern Damac Tower on the Thames will stand out from the crowd. And not just because of its height – the first such tower in Europe to be designed in partnership with Versace Home – is designed to be the last word in luxury. Developed by Nine Elms Property, a wholly owned subsidiary of Damac International, the £240 million, 64,000sq m scheme will be built by Multiplex in Nine Elms. The scheme has two parts. The 52-storey north tower will contain 450 apartments ranging in size from studios to threebedroom apartments, 90 of them aimed at being “affordable”, and feature special winter gardens that offer panoramic views of the city, children’s play areas, indoor swimming pool and jacuzzi, a gymnasium and even two car lifts. Connected by a sky bridge, the south building will comprise four storeys of office space. “The Damac Tower is our premier international development outside the Middle East and a landmark project for the UK’s capital,” said Hussain Sajwani, chairman of Damac.
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Lambeth
04 South Bank
Hayward Gallery, Queen Elizabeth Hall and Purcell Room The Southbank Conservation Area’s Brutalist buildings, the Queen Elizabeth Hall and Purcell Room and the Hayward Gallery, were built in the 1960s. Much-loved by generations of Londoners, in recent years the complex was starting to show its age and services were reaching their end of life. In 2015, it was announced that the £36 million refurbishment would take place for at least three years. The ‘Let the Light In’ campaign got support from over 53,000 individuals, Arts Council England and the Heritage Lottery Fund. The Hayward Gallery is the focus of the refurbishment to restore the 66 glass pyramid rooflights. The gallery’s stone floor was also replaced, while the terraces were repaved. Within the Queen Elizabeth Hall and Purcell Room works, new lighting and sound equipment have been installed; acoustics were enhanced, and new climate control installed. The black leather seats were reupholstered, and walls, floors and ceilings were restored to their original appearance. In the foyer, new glazing was inserted on the front corner of Queen Elizabeth Hall, flooding the foyers with natural light and creating additional views out to the riverside. The creation of a new and bigger cafe and bar, and refurbishment of the toilets and cloakroom, have improved the visitor experience. Backstage, the dressing rooms have been improved.
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“
The Hayward Gallery is the focus of the refurbishment to restore the 66 glass pyramid rooflights
Lambeth
OAKDA masterplan summary
05 Vauxhall
Oval Gas Works, and Kennington Lane “For the first time in 150 years, this site will be open to the public and knitted back into the fabric of Lambeth,” declares Berkeley Group’s glossy brochure for its Oval Gas Works and Kennington Lane site. Having received planning consent, the redevelopment of the decommissioned Oval Gas Works, and (subject to planning permission) 16 surrounding parcels, will have around 1,300 new homes of mixed tenure, as well as leisure and retail. The scheme is projected to create 1,670 jobs. Part of the designated office area will house a 10,160sq m flexible co-working hub for SMEs. ‘The Generator’ building will be between six and 18 storeys tall, with a large ground floor and ancillary cafe. The office floorspace is designed with flexibility in mind: it can be used as coworking space as needed. In the south-west corner of the building would be a concierge and community space.
A £3.75 million contribution has also been secured to provide off-site workspace within the borough as the lead-time for development of the site and provision of the SME floorspace to offset the loss of employment land during that time. With planning in place for the main gas holders site, Tom Pocock, managing director, Berkeley Homes (Urban Developments), said: “Before we can start work there is much to do around the gas infrastructure, and then Scottish Gas Networks, which owns the site, has to move its depot off-site. “The site previously held waterworks before gas, and as you have big gas holders, there are a lot of structures that go deep underground, which we have to dig out.” The Grade II listed Gas Holder No.1 will be dismantled and taken to a Yorkshire-based specialist for refurbishment and returned for re-erection. A residential building will then be built within its iron frame. “All the scheme’s timings are still on track,” says Pocock, adding that Berkeley is “looking at starting work early next year”. “We also own the site next door, the Tesco on Kennington Way that has just gone in for planning,” he added. Berkeley hopes to build the supermarket chain a new store, with residential units above.
The Oval And Kennington Development Area masterplan has been developed by Berkeley and Lambeth Council. It includes: - 1,500 apartments of different sizes - Affordable housing - Potential for the creation of up to 1,670 jobs - Almost one hectare of new public open space, including two new public squares: Gas Holder Place and The Lime Grove - A new residential building with Gas Holder No. 1 within its frame - Space designated for community use - Pedestrian priority routes and spaces
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Lambeth
06 Waterloo
Waterloo International Terminal and Leake Street The £800 million upgrade of Waterloo station, which includes remodelling the former Waterloo International Terminal, and refurbishing the Leake Street arches to create a retail and leisure destination, is an ambitious project. The major transport infrastructure work involved more than 1,000 engineers and track-side staff working around the clock for three weeks to extend platforms 1 to 4, so longer, 10-carriage trains could be accommodated. The International Terminal platforms have also been upgraded to receive domestic train services. Attention has now shifted to accommodation within the former Waterloo International Terminal, as well as the Leake Street arches. Adrian Lee is development director of London Continental Railways which, with the Department for Transport and Network Rail, is set to bring the former Eurostar terminal back into use after almost a decade of it sitting empty. He says: “The plans will create up to 135,000sq ft
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[12,541.9sq m] of space for a mix of independent, high street and food stores, spread across three floors, including a new mezzanine level. “Several new western entrances will also be built to accommodate anticipated growth in passenger numbers on the routes serving Waterloo station in the next few decades.” The new retail accommodation will open in 2021. Lee shares some impressive numbers: “This is a £60 million investment with 700 full-time jobs on-site: an estimated 50% will be part-time or flexible, and 110 new jobs will be available for people under 25. “Around £80,000 of Community Infrastructure Levy will be paid directly to the mayor of London for strategic infrastructure. And there is £96.2 million retail turnover with £10.6 million to £14.4 million in rental income.” The project will also see improved public realm along Cab Road and links to Leake Street and Lower Marsh will be enhanced to the benefit of the wider area.
Lambeth
07 Vauxhall
Tintagel House Opened in June, the 100,000sq ft [9,290sq m] refurbishment and extension of Tintagel House on Albert Embankment, is Vauxhall’s newest serviced office building. Built in 1960 and occupied by the Metropolitan Police for half a century, the impressive 12-storey building sits on the banks of the River Thames. Architects Stanton Williams and Universal Design Studio, working for clients The Office Group (TOG), have extended and refurbished the building. The ground floor has a gym that opens out on to a garden immediately overlooking the river. The building also has an art gallery, a shop for TOG members on a shared and rotating basis, a cafe, meeting/conference rooms and co-working space. Upstairs are private offices with natural light and a mix of sizes, while the top floor features meeting rooms, an apartment with a sunken bath, and a members’ bar. The roof terrace commands striking views across the city. Costs start at £500pcm for desks in private offices, completing in 2021.
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Lambeth
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Granby Place is set to be retained and refurbished as a public open space 08 Waterloo
114-118 Lower Marsh Architect Conran + Partners has secured planning permission for the redevelopment of this council-owned site in the heart of the Lower Marsh Conservation Area. The contemporary brick building will contain ground floor retail units with office accommodation above. At the rear, a historic courtyard, Granby Place, is to be retained and refurbished as a public open space, with the potential future option to create a pedestrian link to Launcelot Street.
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Fview
LAND ACQUISITION IN LONDON & SOUTH EAST ENGLAND Established in 1961, Fairview New Homes are highly experienced and skilled in the acquisition and development of sites in London and the South East. We are actively seeking new opportunities and both brownfield and greenfield sites will be considered, with or without planning. We are committed to working with vendors to shape a deal that is right for each site, including the following: •
An unconditional purchase.
•
A conditional contract dependent on the planning consent achieved.
•
Partnership arrangements for development in a joint venture with the vendor.
•
An option or agreement for the longer term promotion of land for development.
L A ND FO R SA L E ? For further information please contact one of our land buyers: nicholas.dulcken@fairview.co.uk richard.paterson@fairview.co.uk john.spring@fairview.co.uk Alternatively telephone on 020 8366 1271. www.fairviewnewhomes.co.uk
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EVENTS WORKSHOPS ● LAUNCHES ● TOURS ● RECEPTIONS CONFERENCES ● MEETINGS ● ROUND-TABLES
Natasha Pullan – head of events natasha@3foxinternational.com Lottie Gregory – event manager lottie@3foxinternational.com
Hemini Mistry – events assistant hemini@3foxinternational.com
020 7978 6840
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Words JA M E S R E NOU X - WO OD
Focus HOU S I NG
Aiming high
Housing continues to dominate local and national government agendas. The borough’s cabinet member for planning, investment and new homes, Councillor Matthew Bennett, speaks to Lambeth magazine about how the local authority is tackling the major issues 53
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Councillor Matthew Bennett (pictured) is overseeing estate development projects such as Knight’s Walk (above) and South Lambeth Estate (middle and right top).
The housing crisis continues to affect places up and down the country and in inner London boroughs such as Lambeth the problem is particularly acute. What do you believe were the contributing factors to this? London is one of the greatest cities in the world to live and there are few better places than Lambeth. From the banks of the Thames in the north to Gipsy Hill in the south, Lambeth is one of the most diverse and open places on the planet. People from all over the world come to build a life for themselves and their families. Increasingly though, living in Lambeth and London has become more expensive and difficult for those on low and middle incomes. The success of our capital has meant that more and more people want to live here, and that’s a good thing, but it’s been clear for some time that our housing market isn’t delivering the homes that our communities need. Rather than correcting that market failure, we’ve had a
government which has made the problem worse. Deep cuts to affordable housing budgets in 2010 have seen affordable housing levels fall as grants disappeared. The way viability testing has come from the NPPF [National Planning Policy Framework] has seen land values inflated with serious consequences for affordable housing. What is the council doing to honour its affordable housing pledges? What made the council launch its own housing company? We are doing all we can to drive up the level of affordable housing in private developments. We’ve introduced transparency in development viability and introduced a clawback power, meaning if developers make more profit than their viability test forecasted, then the council will take 80% of that additional profit and spend it on affordable housing. But we know that fighting for a bigger slice of the private pie won’t
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solve the housing crisis; we have to build homes ourselves if we’re to try and meet the demand from local people for a better place to live. We are building 1,000 homes at council level rent, delivering the first new council homes for a generation, with a target of ensuring that at least 40% of homes on all housing developments are affordable. Our new homebuilding includes using council-owned small sites that can be developed for new housing. We’ve set up Homes for Lambeth, a 100% council-owned company. We will use council land, infill on estates and rebuilding others that are of poor quality and which the council cannot afford to refurbish, to build a new generation of the highest quality social housing for local families. These decisions have not been easy, but we’re committed to rebuilding those estates with no loss of social housing, building additional homes at council rent, providing a new home for every existing council tenant.
How important are partnerships with the private sector in dealing with the housing shortage? Why do you consider Mount Anvil’s Keybridge scheme a good example of how this can work? Private sector investment has been hugely important for Lambeth. In the absence of state funding, it’s been the key driver of new homes and has created hundreds of local jobs, apprenticeships and training opportunities. We’ve also been able to work creatively with partners to secure investment and improvement in public services, which are also thinly stretched by central government. In Vauxhall, we’ve worked closely with Mount Anvil on its Keybridge house scheme, which is delivering 595 new homes. We’ve been able to do that alongside its delivery of a much-needed expansion to Wyvil Road Primary School. The school expansion will see an extra 360 extra school places created to accommodate the growing
community in Vauxhall, with 12 classrooms and new playspaces. In Brixton, the council worked in partnership with Muse to deliver the Your New Town Hall project. This has seen the council move from 14 office buildings into just two, which will save the council £4.5 million a year in running costs, freeing up money to invest in front-line services. The development is creating 200 homes in central Brixton, and is almost 50% affordable, with 55 homes for social rent for local families. What challenges have you faced when agreeing on affordable housing quotas with developers? We’ve fought hard to secure as much affordable housing as possible from private developments. The challenges come from central government and the decisions made there. The loss of grants for social and affordable housing meant that affordable housing levels in new developments fell in the early part of this decade – and it’s only been when the council
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Lambeth Council is working with developer Mount Anvil and housing association A2Dominion on the Keybridge development in Vauxhall.
and housing associations are building that numbers have been stronger. The new 35% fast track approach that [London mayor] Sadiq Khan introduced has started yielding results. We recently granted planning permission to Berkeley Homes for more than 738 homes at the gasholders in Oval, which will be 35% affordable, with a significant number of new social homes for local people. What were the reasons for the council building houses off-site at Lollard Street, Kennington? Off-site affordable housing is always the last resort for us. We always want to see mixed communities with social and affordable homes built alongside new private homes. With Lollard Street, it was clear that building off-site would not only deliver significantly more homes than on-site provision, but those homes would also be family sized and all at council-level rents. When the offer for off-site is so much better than what on-site was able to deliver, it has to be looked
at carefully – and at Lollard Street it made sense. This will mean 70 families will be able to move into high-quality new homes later this year and have a secure, affordable home for the rest of their lives. How is the council working with existing communities on estates such as South Lambeth, Knight’s Walk and Westbury to ensure that they will be prioritised? We have an ambitious estate regeneration programme to build more and better homes for Lambeth families. The council’s cabinet has approved plans for six estates to be rebuilt. Three of these, in the north of the borough, now have planning permission, leading to 500 extra homes, almost 300 of which will be at council rent. We’ve chosen to build these homes not through partnership with private developers or housing associations as has been done elsewhere, but through establishing our own, 100% council-owned company, Homes for Lambeth (HfL).
Setting up HfL means we control the process and the pace of development. It means our essential key guarantees for existing secure tenants and homeowners are factored in every project. Every existing resident gets a new home on the rebuilt estate as a priority. These will be larger, more energy efficient and bigger families will have extra bedrooms to meet their needs. Council tenants and homeowners on these estates know a new home is being built for them. For council tenants, the rents will still be council rents, and for homeowners we have a range of options so that they can remain as homeowners on the estate without paying extra for a new home. First and foremost, our estate regeneration programme is about better homes for our existing communities, so we’ve made sure that residents are at the heart of decision-making, including choosing the architects and participating in the design process, as well as the overall project management side of each scheme.
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Metropolitan Thames Valley Transforming Clapham Park In March 2018, Lambeth Council gave Metropolitan Thames Valley’s revised planning application for Clapham Park the go-ahead, approving the building of more than 2,500 new homes in addition to the 500 already built and 700 refurbished. A new community hub will also be created, which will include a multi-use community centre and new shops.
“We all want Clapham Park to be a revitalised, thriving and affordable area that local people will feel proud to call home. A lot of work lies ahead, and we will continue to work closely with the community as we move forward.” Geeta Nanda
Metropolitan Thames Valley CEO
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Words H U U B N I E U W S TA DT
Focus OF F IC E S PAC E
Making it work
A look at some of Lambeth’s new office spaces being created and the support offered to growing businesses
International House
For the next five years, specialists 3Space will re-use and reimagine the council-owned International House, pending the building’s likely redevelopment. It will provide space for new and growing businesses, social enterprises and charities, with a focus on design, creativity and innovation. The 11 storey, 4,459sq m building will become one of London’s largest affordable workspaces. The 3Space BuyGiveWork scheme involves giving premises to social enterprises and community groups alongside space paid for by commercial businesses.
Waterloo Works
I
n recent years, Lambeth Council says it has taken steps to provide high quality, affordable offices in accessible locations for start-ups and small companies operating in the creative and digital sectors. The local authority is keen to support business and job growth in these areas, and has taken an active role in realising this ambition through three unique projects.
Tripod
In Brixton, Tripod provides space, support and connections for creative, tech and social businesses to blossom. Located in Lambeth Town Hall, Tripod is operated by Meanwhile Space and was designed by award-winning local creatives Eley Kishimoto and Dolman-Bowles. Spaces range from office units for two to 11 people and co-working desks.
Benefiting from a £90,000 grant provided through the Mayor of London’s Good Growth Fund, Waterloo Works is the council’s latest project to support small businesses. Located in 30 Wotton Street near Waterloo station, the building will be ready for tenants in the summer of 2019. The council’s Enterprise Support Programme will make space in the building available to the local community for events and entertainment purposes. A fourth project, 114 – 118 Lower Marsh (see page 50), is currently being discussed. A council-owned building near Waterloo Station will be redeveloped for offices. For more information about any of these projects, contact Matthew Blades, head of business, culture and investment at the London Borough of Lambeth: mblades@lambeth.gov.uk
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SITEMATCH LONDON 2018: 221 delegates 42 public sector landowners 331 meetings
The 2019 event is just around the corner A MODERN MASTERPIECE Rising 50 storeys, the ultra-modern DAMAC Tower will stand out as a new icon on the London city skyline. Stone, terracotta and glass come together in a fresh and distinctive world-class design to create an inspiration in luxury living, inside and out.
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Sitematch London 2019 will take place on 7 February 2019 at etc venues, 155 Bishopsgate, London, EC2M 3YD
Luxury apartments in London’s Nine Elms with interiors by Versace Home Find out how you can get involved:
Jake Westhead jake@3foxinternational.com or Paul Gussar paul@3foxinternational.com
VISIT OUR SALES AND MARKETING SUITE Open daily 10am – 6pm. Fourth Floor, 100 Brompton Road (opposite Harrods), London SW3 1ER Call us on +44 (0) 207 590 8050
DAM AC TOW ER.CO.UK
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Lambeth
Issue 02
Lambeth Cultural, creative, commercial
Autumn 2018
SHIFTING SPACES
FASHIONING LUXURY LIVING IN NEW LONDON
Exhibitions to explore new ways of thinking
AMBITIOUS AREAS Aims for investment to ensure inclusivity
Cultural, creative, commercial
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DAM AC TOW ER.CO.UK
Issue 02 Autumn ‘18
VISIT OUR SALES AND MARKETING SUITE Open daily 10am – 6pm. Fourth Floor, 100 Brompton Road (opposite Harrods), London SW3 1ER Call us on +44 (0) 207 590 8050
LEADING LIGHTS
People and businesses underpinning cultural Lambeth
Bright ideas
Collaborative communities channelling creativity; Lambeth transformed
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